17 January 2022 · Delegated - Principal Planner (Jason Singleton)
Dreem Faaie, Ballacraine, St. Johns, Isle Of Man, IM4 3ls
The proposal involves widening the existing 3m wide driveway to 4.5m at a residential property on the A1 Peel Road, with relocation of a stone gate pillar, reconstruction of an 800mm high Manx stone wall to match the existing, and removal of about 11 small/medium trees to create 2.4m x 43m visibility splays.
Click a button above to find applications similar to this one.
See how this application compares to similar ones — policies, conditions, and outcomes side by side.
The officer assessed that the proposal accords with General Policy 2, Strategic Policy 3, and Community Policy 10 of the IOMSP, with no unacceptably adverse impacts on site appearance, residential ame…
General Policy 2
Requires development to respect site/surroundings in siting/layout/scale/design/landscaping, not adversely affect landscape character, amenity, highway safety/access, or habitats/trees. Officer found proposal compliant as widening/tree works provide required visibility without harming street scene (varied local accesses/hedges), improves manoeuvrability/safety, and tree loss marginal with remaining cover.
Strategic Policy 3 - To respect the character of our towns and villages
Requires development to protect/enhance town/village character using local materials. Reconstruction of matching Manx stone wall (800mm) was seen to respect local character.
Community Policy 10
Requires proper access for fire-fighting vehicles. Improved access/visibility confirmed to facilitate fire vehicle access/egress.
presumes against any development which would adversely affect the southerly open countryside views from Peel Road
St Johns Local Plan policy prohibits new development adversely affecting southerly open countryside views from Peel Road. Not explicitly tested but implied compliant as no adverse visual impact identified.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
Access and visibility splays
The access and visibility splays shall be completed in accordance with Drawing No: PL479-03 received 2 September 2021, and thereafter retained as such. Reason: In the interests of highway safety.
does not raise significant road safety or highway network functionality issues, no opposition subject to conditions for access and visibility splays
Agriculture and Lands Directorate would not object to this proposal
Highways Development Control raised no objection subject to conditions on access construction, drainage, and visibility splays. DEFA Agriculture and Lands Directorate had no objection to tree removal. German Parish Commissioners objected due to safety concerns preferring the existing nursery access.
Key concern: access safety with parish preferring nursery entrance
Department of Infrastructure Highways Development Control
Conditional No ObjectionThe proposed layout is acceptable on widening the eastern side of the driveway from 3 to 4.5m whilst retaining the visibility splays of 2.4 x 43m in each direction at a height not exceeding 1.05m; Recommendation: DNOC; no opposition is raised to the layout from the highway DC viewpoint subject to agreement of tree removal and replacement
Conditions requested: surfacing in a consolidated and bound material for the first 5m from the back edge of the footway / property boundary; dropped crossing of the footway should be extended to match and avoid overrunning of the higher part of the kerb; separate s109(A) Highway Agreement is necessary for the works in the highway; provide run off / surface water drainage where necessary to prevent water from flowing out onto or damaging the public road; existing road drainage must either be retained or an effective alternative scheme provided; conditions for the access and visibility splays to accord with Drawing No: PL479-03 and for these to be retained for the lifetime of the development; agreement of tree removal and replacement
DEFA Agriculture and Lands Directorate
No Objectionthe Agriculture and Lands Directorate would not object to this proposal
German Parish Commissioners
ObjectionThe Commissioners feel that the present access through the nursery is by far the safer option
